Renting a home in England: notices, deposits, repairs and pets

For a private landlord or letting agent in England to confirm the rent a tenant has paid — for a benefit claim, a mortgage or visa application, a new landlord’s reference, or the tenant’s own records. It names the property, the rent and how often it is paid, the period covered and each payment received, and states whether any arrears are owed, signed and dated. Tenants with a weekly rent are also entitled to a rent book (section 4 of the Landlord and Tenant Act 1985).

For a private tenant in England whose home needs repairs — damp and mould, a broken boiler, leaks, faulty electrics. The letter reports each problem in writing, with dated photos, reminds the landlord of the duty to repair the structure, exterior and installations (section 11 of the Landlord and Tenant Act 1985) and to keep the home fit for human habitation (section 9A), asks to arrange an inspection within 14 days, and confirms you will keep paying the rent. If nothing happens, the council can inspect, and the letter of claim under the housing conditions protocol is the next step.

For a private tenant in England who wants to move out. Since 1 May 2026 every private assured tenancy is periodic, and a tenant ends it by written notice to quit of at least two months, unless the landlord agrees in writing to a shorter period. The notice gives your end date, with a saving clause that moves it to the first valid date if needed, can ask the landlord to agree an earlier date, asks for a check-out and the return of your deposit, and gives your forwarding address. Send it first class with a free certificate of posting, and by email too.

For a homeowner or tenant in England who lives in the home and wants a lodger to leave. The notice refers to your lodger agreement, gives the date the agreement ends, asks for the room to be cleared and the keys returned, and says what happens to the deposit. A lodger who shares your kitchen, bathroom or living space is an excluded occupier: the notice is the one your agreement sets, or reasonable notice, and no court order is needed. Hand it over in person and keep a copy. Not for a tenant, whose landlord must use Form 3A, free on GOV.UK.

For a private landlord and tenant in England. Since 1 May 2026 a landlord can raise the rent only by a notice on Form 4A under section 13 of the Housing Act 1988, once a year, with at least two months’ notice, and the tenant may refer it to the First-tier Tribunal (Property Chamber) before the new rent starts. Instead, the two of you can agree a rent lower than the notice proposes, or keep the current rent — or agree to reduce the rent at any time. This agreement records which, from what date, signed by both. It never sets a rent above the one the notice proposes, or above the current rent where there is no notice.

For a tenant in England or a contract-holder in Wales who has moved out and is still waiting for the deposit. A letter before claim to the landlord or letting agent: it gives the date the tenancy ended, the deposit and the scheme protecting it, asks for the deposit back within 14 days or a written list of any deduction with evidence, and says which deductions you dispute. If you cannot agree, the next step is the scheme’s free dispute service, then the County Court. In England, if the deposit was never protected, use the letter before claim for an unprotected deposit instead.

For a private tenant in England. Since 1 May 2026 a tenant may ask in writing to keep a pet, and the landlord must answer in writing within 28 days and must not refuse unreasonably (section 16A of the Housing Act 1988, added by the Renters’ Rights Act 2025). The letter describes the animal and how it will be cared for, offers references and asks for a written decision, with reasons if it is a refusal. If the landlord asks for more information, or for a superior landlord’s consent, the deadline can move to seven days after the reply. No pet fee or separate pet deposit may be charged.

For the end of a tenancy in England, Wales or Scotland (in Wales, an occupation contract). It records the day the keys were returned, the final meter readings, the condition of each room compared with the check-in report and anything the tenant does not accept. Signed by both — or, if the landlord or agent does not attend, completed by the tenant alone with dated photos and sent to them by email and first class post. It is the evidence the deposit scheme’s free dispute service looks at.

For a private tenant in England who wants to take in a lodger, or sublet a room or the whole home. Most tenancy agreements require the landlord’s written consent first, and subletting without it can breach the tenancy and become a ground for possession. The letter says what you ask for, who would move in, where and for how long, confirms you stay responsible for the rent and will do the right to rent check, and asks for an answer within 14 days. Not for council or housing association tenants, for whom unlawful subletting can be a criminal offence.

For a private landlord or letting agent in England whose tenant has fallen behind with the rent. The letter sets out the arrears period by period, asks the tenant to pay or propose a repayment plan by a set date, and points to free debt advice. It says plainly that if the arrears are not resolved the landlord may serve a notice seeking possession on Form 3A under section 8 of the Housing Act 1988 — four weeks’ notice on the rent arrears grounds — and apply to the court. It never threatens to change the locks or remove belongings, which would be unlawful.

For a leaseholder of a flat or house in England or Wales who pays a variable service charge and wants to see how it is spent. Under sections 21 and 22 of the Landlord and Tenant Act 1985 the letter asks the landlord or managing agent for a written summary of the costs for a service charge year and, if you already have a summary or the year-end accounts, for facilities to inspect the accounts, receipts and other supporting documents and take copies. Failing without reasonable excuse to comply is an offence. The Leasehold Advisory Service (LEASE) publishes free model letters.

For a private tenant in England whose landlord has not dealt with serious problems — damp and mould, no heating, dangerous electrics, vermin. The letter asks the council’s private sector housing or environmental health team to inspect the home under the Housing Health and Safety Rating System (Part 1 of the Housing Act 2004) and take action against the landlord. Many councils have a free online form, which you can use instead; this letter sets out the problems, the history of your reports and the photos in one place, by post or email.

For a tenant in England whose landlord did not protect the deposit in a government-authorised scheme, protected it late, or did not give the prescribed information within 30 days of receiving it. Under section 214 of the Housing Act 2004, the County Court must then order the landlord to pay between one and three times the deposit, as well as dealing with the deposit itself. The letter sets out the facts, asks for payment of the sum you propose within 14 days, and says you will otherwise make a claim in the County Court.

For a homeowner or tenant in England who lets a room in the home they live in to a lodger. The agreement sets out the room and the shared parts, the rent and what it includes, any deposit, house rules and the notice either side gives to end it. A lodger who shares your kitchen, bathroom or living space is a licensee and an excluded occupier, not an assured tenant: the Renters’ Rights Act’s tenancy rules do not apply, and no court order is needed to end the agreement. A tenant needs their own landlord’s consent first. Signed by both; each keeps a copy.

For landlords, letting agents and tenants in England, Wales or Scotland at the start of a tenancy — in Wales, an occupation contract. It records the condition of each room, the furniture and appliances, the meter readings, the keys and the smoke and carbon monoxide alarms, refers to dated photos, and gives the tenant seven days to add comments. Both sign it. No law requires a landlord to make an inventory (in Scotland, a letting agent who manages the check-in must), but the deposit schemes’ free dispute services rely on one when a landlord proposes deductions at the end.

For a private landlord or letting agent in England answering a tenant’s written request to keep a pet under section 16A of the Housing Act 1988. Choose one answer: consent, consent with reasonable conditions, a refusal with reasons, or a request for further information — given in writing within 28 days of the request. A refusal must be reasonable and specific to the home and the animal, such as a head lease that forbids pets. The letter confirms that no fee or extra deposit is charged for the pet.

For a private tenant in England whose landlord has not carried out repairs after being told. It follows the Pre-Action Protocol for Housing Conditions Claims (England): it lists the defects and when they were reported, the effect on your health and belongings, asks for the documents the protocol names and proposes a single joint expert. The landlord should reply within 20 working days of receiving it, saying whether liability is accepted and what works will be done when. If repairs and compensation are not agreed, the next step is a claim in the County Court.

For a private landlord or letting agent in England who needs to enter a tenant’s home to inspect its condition, carry out repairs, or arrange the annual gas safety check or the electrical inspection. The notice gives the date, time and purpose, says who will attend and invites the tenant to propose another time. A landlord may inspect at a reasonable time on at least 24 hours’ written notice (section 11(6) of the Landlord and Tenant Act 1985) and must not enter without agreement except in an emergency. Hand it over or put it through the door, and email it too.